Community Development Department

Size: px
Start display at page:

Download "Community Development Department"

Transcription

1 Community Development Department SUBJECT: Reconsideration of Final Site Plan Review, Preliminary Subdivision, and Planned Development for Park Place Glenview at 1225 Waukegan Road MEETING DATE: March 28, 2017 TO: FROM: Village of Glenview Plan Commission Village of Glenview Board of Trustees CASE # : P LOCATION: PROJECT NAME: 1225 Waukegan Road Park Place Glenview ACTION REQUESTED: The Board of Trustees has remanded the case back to the Plan Commission to review new concerns that were not relayed or discussed during the public hearings hosted by the Plan Commission on February 14, 2017 and February 28, APPLICANT / CONTACT: Tom Drake The Drake Group 1967 Johns Drive Glenview, IL Tel: (847) OWNER: Village of Glenview 2500 East Lake Avenue Glenview, IL 60026

2 BACKGROUND: On February 28, 2017, the Plan Commission recommended the Board of Trustees approve the proposed redevelopment of the former Village Hall site. Over two separate public hearings, the Plan Commission heard comments from several neighbors, discussed the proposed plan, and ultimately chose to recommend approval with several conditions. The Board of Trustees was set to review the Plan Commission s recommendation on March 21, However, in the days prior, staff received numerous calls and correspondence from neighbors regarding the cluster of six (6) townhomes along the rear lot line of the development. At the meeting the Board of Trustees remanded the case back to the Plan Commission before hearing any portion of the recommendation from the Plan Commission or comments from residents. The Village Board had reservations about sending the case back to the Plan Commission, as the typical regulatory process was handled appropriately and all the residents were given ample opportunity to comment on the project over several months. The Board ultimately decided that given the amount of comments on issues that were not reviewed or discussed during the Plan Commission process, and given the Village is the property owner, that it was appropriate, in this instance, to have the Plan Commission review the recently raised issues. DEVELOPMENT REVIEW PROCESS & PUBLIC OUTREACH: January 26, 2017 Public Notices distributed to 130 adjacent property owners January 31, 2017 Developer held Neighborhood Meeting February 14, 2017 First Public Hearing by Plan Commission February 15, 2017 Preliminary Appearance Commission Review February 28, 2017 Second Public Hearing by Plan Commission March 21, 2017 Board of Trustees Meeting - Remanded back to Plan Commission March 28, 2017 Plan Commission reconsideration Staff has attached the list of addresses to which the public notice for the February 14 Plan Commission meeting was mailed and a map of those residents invited to the Developer s Neighborhood Meeting on January 31. Several residents have noted they did not receive the notices and were unaware of the neighborhood meeting and/or the pending review by the Plan Commission. Additionally, staff has attached for reference the Village newsletter and local newspaper articles covering the redevelopment of the former Village Hall site. PLAN COMMISSION DISCUSSION: Prior to the consideration of this case by the Village Board and after the Plan Commission s recommendation on February 28, 2017, the following new concerns were raised by the adjacent residents, as seen in the attached correspondence and summarized by staff below: Height of six (6) townhomes in southeast corner of the site Use and height of optional 3 rd floor decks on six (6) townhomes in southeast corner of the site Bulk and scale difference between the proposed six (6) townhomes and the adjacent existing single-family residences

3 The applicant has submitted a written response in an attempt to mitigate the neighbor s concerns, which includes the following modifications: Revised roof top deck configuration (see Drake Group memo from 3/21/17) o Decking reduced by two feet which reduces the overall size of the deck o Additional lattice is proposed above the fence to provide additional screening Additional landscaping along the rear property line adjacent to the six (6) townhomes (see Drake Group 3/24/17 memo) o Additional canopy trees at 4 caliper sizes proposed at 20 foot spacing instead of 40 foot spacing o Offer of supplemental landscaping in adjacent neighbors yards that could include shade trees or 8 foot tall arborvitae. Modifications to fourth floor roof height to include a proposed flat roof instead of the proposed gable roof (see Drake Group 3/24/17 memo) The Plan Commission should consider the new materials from the applicant and the neighbors, hear additional public testimony, and review all the information prior to directing the applicant to explore certain modifications and/or forward another recommendation to the Board of Trustees. Height: Recent correspondence from neighbors has centered on concern regarding the impact of overall height of the six (6) proposed townhomes in the southeast corner of the site. Staff has prepared a marked exhibit displaying the proposed building height and setback from the adjacent residential properties. Under normal D-D code regulations, a mixed-use building of up to 53.0 feet (plus a 5 foot tall parapet wall) could be constructed in this area and would be permitted to have a 25 foot rear yard setback for floors 1-3 and a 35 foot setback for the 4 th floor. Under the D-D regulations, an all residential building of up to 48 feet (plus a 5 foot tall parapet wall) could be constructed with the same rear yard setbacks as a mixed-use building. The maximum height allowed in the adjacent single-family R-5 Residential District is 32 feet.

4 Based on the varied mix of housing types and the layout of the proposed development, the proposal does not fit within any typical zoning category, thus the Planned Development zoning is being applied. A Planned Development permits a 50 foot tall building and locks in all the design features shown on the site plan. This zoning does not permit any modification to the development layout without going through the entire regulatory review process (public notice, Commission reviews, etc.) again to amend the original approvals. While the Planned Development zoning applies to this proposal, the development meets the requirements outlined in the D-D regulations. Third Floor Rear Decks: Recent correspondence from neighbors has raised concerns about the impact of roof top decks on the third floor of the proposed townhomes in the southeast corner of the site. Residents are concerned that the outdoor space will have noise and sight impacts on their property which would limit the enjoyment and use of the adjacent properties. Bulk and Scale: Several neighborhood concerns relate to the differences in the bulk and scale of the townhomes along the rear of the property versus the adjacent single-family homes. For reference, it is common practice in the area of land use planning to locate townhomes and other multi-family product types as a transition between single-family residential areas and more intense commercial uses. The townhomes along Waukegan Road and behind the Fire Station exhibit these transitional relationships. Graphics from two urban planning organizations displaying these conditions are included below. Source: Congress for New Urbanism Source: Missing Middle

5 PREVIOUS PLAN COMMISSION DISCUSSION: The Plan Commission previously reviewed the applicant s request for a Planned Development and Final Site Plan Review for the building and site improvements and Preliminary Subdivision approvals for the lot configurations. In addition to the above noted concerns, several other items were raised in the attached neighborhood correspondence. Outlined below were the concerns raised during the previous public hearings and a summary of the Plan Commission s review and recommendation. Public Hearing Comments: The application appeared before the Plan Commission on two (2) occasions (February 14 and February 28) as part of the public hearing process. At each meeting, neighbors expressed their concerns regarding the proposal and its impact on drainage and stormwater as well as the impact of locating such a use adjacent to an existing single-family neighborhood. A summary of the concerns relayed by the public are listed below: Engineering: The residents that spoke at the public hearings were not in opposition to the proposed use, but did express concerns regarding the proposed plan for stormwater detention and drainage. Residents felt that the pattern depicted on the plans was not consistent with the existing conditions they have seen and experienced. If not designed and planned correctly, the proposed development may make the conditions worse in their neighborhoods. Engineering staff has confirmed the plans comply with Village requirements. Density: Several residents felt that this type of development was too dense to fit with the singlefamily character of the neighborhood, but appreciated the building scale compared to an apartment building. Operational Impacts: Members of the public who spoke raised concern regarding overflow parking from the proposed use occurring on their streets and deliveries having to occur on Waukegan Road rather than within the development. Engineering Studies: The engineering of the site has been designed with consideration given to the adjacent single-family neighborhood and existing drainage routes. Per the Village s engineering standards, the development will hold on site in a stormwater detention vault any run-off that is generated within the lot lines of the parcel. The Village is also requiring the developer of the site to accept an existing stormwater overflow from the Bonnie Glen neighborhood across the site and into existing storm sewer infrastructure in Waukegan Road. The flow will be handled via the overall site grading and multiple conveyance structures around the site, including a small channel at the south end of the property. This requirement greatly altered the site plan seen in the earliest development concepts.

6 Historically, the Bonnie Glen neighborhood has had flooding problems especially near the Raleigh Road and Elizabeth Lane intersection. The subdivision was constructed in an area where a creek and low lands previously existed and is designated a Tier 3 flood area by the Village. Vehicle access, including emergency vehicles, to the area is limited during heavy rain events. The 2013 accelerated stormwater program identified this area as a potential candidate for underground stormwater storage. The Village s long-term goals for stormwater management have included providing relief for this neighborhood. As part of this long-term goal, the Village partnered with School District 34 to locate stormwater improvements on the Lyon School property. In 2016, the Plan Commission and Village Board of Trustees approved a 5 acre-foot detention vault on the Lyon School property would provide benefits, both direct and indirect, to 340 parcels with flood levels being reduced along public roadways and on private property. The greatest benefits would be realized during the most commonly occurring storm events, such as 2-, 5-, 10-, and 25-year events. New inlets would be installed on Raleigh Road with storm sewer pipe to connect to the underground detention chamber.

7 Plan Commission Review: The Plan Commission reviewed the information presented by the applicant and by the neighbors in conjunction with their review of the proposed development. The Plan Commission requested modifications to the site plan at each of the two meetings and placed conditions on the recommended approval of the development to mitigate the concerns raised. A summary of the Plan Commission s review and the subsequent modifications to the proposal are listed below. Density: At the February 14, 2017 meeting, the Plan Commission commented on the perception that the development felt overly compact and dense for the size and location of the property and requested additional information in order to compare the proposed development to recent projects in the Downtown Development District. The density comparison presented to the Plan Commission at the February 28, 2017 meeting is included below: Development Units Gross Density Midtown Square units per acre Riverforest units per acre Proposed Park Place (Subject Property) units per acre Neighborhood Character: A large portion of the Plan Commission s discussion at the first meeting focused on design elements which were noted as cottage-like and lacking a defined urban feel and building edge particularly along Waukegan Road. The Commission requested the applicant look at providing architecture or features along Waukegan Road that created an urban edge and asked for confirmation on how the units behind the fire station relate to the street in a more intimate manner given their location and isolated orientation. Revised plans were shown at the February 28 th Plan Commission meeting which featured additional revisions to the elevations and design elements along Waukegan Road which were intended to provide the urban edge that had been requested by the Plan Commission. Parking / Circulation / Usability: Given the lack of a looped street pattern or grid system, all circulation is internal and may be circuitous for guests, deliveries, and others accessing the site that may not be familiar with the street pattern. The Commission commented the design examples from other communities showed street layouts on through-streets which did not result in the dead-end sections shown on the proposed plan. Comments on the availability of guest parking were relayed by the Plan Commission, however it was clarified that in addition to the street parking, fourteen (14) of the units had one or two parking stalls within driveways. Units Garage Driveway Total 1, 2, 3, 4, 5, 6, 7, 9, 10, 11, 12, 13, & 14 2 per unit 2 per unit 4 per unit 8 2 per unit 1 per unit 3 per unit 15, 16, 17, 18, 19, 20, 21, 22, 23, 24, 25, & 26 2 per unit 0 2 per unit In the motion made by the Plan Commission, several conditions are meant to control parking on the site including the dedication of all drive-aisles as fire lanes, the requirement that driveways be widened to 18.0 feet to accommodate two (2) vehicles, and removal of certain parking stalls that interfere with circulation. The Village s code requires two (2) parking stalls per residential unit which are provided within the garages of each unit. In addition there are 29 additional stalls within many of the driveways for the units, and 12 guest parking stalls for those units with lack of driveway parking.

8 Pedestrian Access: The Plan Commission encouraged the developer to investigate other opportunities for pedestrian access to the site from Waukegan Road in addition to the proposed sidewalk location on the south side of the site. No viable alternate routes were identified by the applicant and therefore not included in the revised plan. In the Plan Commission s motion, necessary easements for pedestrian cross access were also listed requirements. FEBRUARY 28, 2017 PLAN COMMISSION ACTION: On February 28, 2017, Commissioner Witt moved in the case of P , Park Place Glenview at 1225 Waukegan Road, the Plan Commission recommend the Village Board of Trustees grant approvals in accordance with the following: Section 1: A Downtown-Development Planned Development with associated Variations from the Zoning Ordinance in accordance with the Site Dimensional and Paving Plan, prepared by Manhard Consulting, Ltd. and dated 02/22/17 is approved and shall include the following: A. A perimeter yard of 1.06 ft. instead of a minimum of 50 ft. as required. B. Fee simple lot ownership instead of common ownership as required. C. Provision of a perpetual pedestrian ingress, egress, and cross-access easement agreement from the applicant to allow pedestrian access to Lyon School along the provided sidewalks. D. All drive-aisles, alleys, and private roadways (excluding designated parking areas) will be designated as fire lanes and shall include signage or other markings designating them as such, and shall be kept clear of standing or parked traffic at all times. E. *Bollards or fencing should be added to the northern end of the eastern alley to prevent vehicles from driving off the edge of the retaining wall. F. *The applicant shall maintain 2.0 feet clear from the back of the curb location on the Fire Station 6 site, as amended in accordance with Section 5, to the face of the proposed fence adjacent to units to allow proper parking of Fire Department vehicles. G. *All air-conditioning condensers must be located in areas which do not straddle a feesimple property line, is out of circulation patterns for vehicles, or on upper floors of the proposed units. H. There shall be no accessory uses, such as but not limited to decks, sheds, storage cabinets, and/or fences, permitted on any multi-family or single-family lot without subsequent review and approval by the appropriate Village authority. Such restrictions prohibiting accessory uses shall be clearly documented in the HOA declarations. I. The HOA declarations shall also include the following acknowledgements from purchasers: i. The units are adjacent to an active Fire Station. ii. There is a public sidewalk traversing the development. iii. Parking in drive-aisles, alleys, and roadways outside of the designated on-street parking stalls is not permitted to allow for adequate emergency vehicle access. iv. A stormwater overflow route crosses the site from the northeast to the southwest. v. The wood fence on east and south lines adjacent to the existing single-family lots shall be owned and maintained by the homeowner s association for the proposed development in perpetuity.

9 Section 2: Final Site Plan Review approval is granted for the subject property, in accordance with the requirements of Chapter 54, Article IV of the Village Municipal Code and subject to the following: A. The proposed Site Dimensional and Paving Plan prepared by Manhard Consulting, Ltd. and dated 02/22/17. B. Final engineering approval through the building permit process for the parcels and improvements comprising the development site, which shall include the following: i. Necessary easements for access, repair, and emergency maintenance of any and all Village utilities and improvements. ii. The development shall meet Village of Glenview Stormwater management standards. iii. *Necessary alterations to increase internal and external curb radii between and adjacent to lots to accommodate turning movements of public safety vehicles. iv. Petitioner shall, to the extent necessary, commit to remove snow from the subject property or place the snow in an area of the site that does not interfere with circulation, parking, or drainage. v. *Driveway widths shall be 18.0 feet. vi. *Removal of the on-street parking stall west of and adjacent to unit 20 to eliminate a turning conflict with public safety vehicles. Section 3: Preliminary Subdivision approval of the parcels represented in the Site Dimensional and Paving Plan prepared by Manhard Consulting, Ltd. and dated 02/22/17 in accordance with the following: A. Subject to the Village s review with respect to the conditions of approval listed herein, the applicant shall record homeowners association declarations, covenants, codes, and restrictions which are compliant with the State of Illinois Common Interest Community Association Act. B. Necessary easements for stormwater utility structures related to the proposed Lyon School Detention project. C. Necessary easements and an agreement requiring the HOA to maintain the pedestrian and drainage improvements upon the subject property or adjacent Village of Glenview property in perpetuity. D. Utility costs for any streetlight fixtures, water, and other utility costs associated with private common improvements would be required to be provided by the Homeowners Association. E. Snow-plowing will be required to be provided by the Homeowners Association for any private streets or drives. F. The subdivision plat shall be subject to approval of Final Engineering and Final Subdivision through the building permit process of the lot comprising the development site. G. School and Park District impact fees are require to be paid for each unit in the singlefamily development according to applicable Village codes. H. The associated waivers from the Subdivision Code shall be granted as part of the Final Subdivision approval and include the following: i. A waiver from Section to allow the Private Street as referenced on the plans with all costs related to the installation, maintenance, replacement, and related costs to be borne by the developer, their

10 ii. iii. iv. successors, and assigns, including any future homeowners association responsible for such private improvements; and provision of utility, drainage, cross-access, ingress, and egress easements as required by the Village through the final engineering review and approval process associated with Final Subdivision approval of the subject property. A waiver from Section (b) to allow lots which do not front upon a public street. A waiver from Section to allow lots which do not meet minimum lot size requirements. A waiver from Section to allow cul-de-sacs which do not provide a minimum clear radius of 55 feet. Section 4: Final Appearance Commission approval is required for any proposed building, signage, landscaping, and lighting. Section 5: Modification to the of agreement between the Village of Glenview and the applicant to amend the extents of the improvements required in accordance with the development to reduce the depth of the parking stalls at the east end of the Fire Station 6 parking lot at 1215 Waukegan Road from 19.0 to 17.0 with landscape overhang of 2.0 feet, including a new curb, or other similarly negotiated solution which provides separation between the vehicles in these stalls and the proposed fence adjacent to these stalls, which shall be owned and maintained by the homeowner s association. Motion seconded by Commissioner Dickson. * The items within the Plan Commission motion marked with an asterisk have been addressed in the revised site plan dated 03/15/2017. ATTACHMENTS: 1. Applicant s Revised Materials 2. Public Correspondence 3. Public Notice 4. Public Notice Address List and Map 5. Newspaper Articles 6. Staff Presentation Materials 7. Plan Commission Minutes a. Excerpt from Minutes of February 14, 2017 Plan Commission Meeting b. Excerpt from Minutes of February 28, 2017 Plan Commission Meeting 8. Previously Distributed Plan Commission Staff Report a. Engineering Memorandum from Steve Amann, Consulting Engineer, dated 02/08/2017 b. Public Correspondence to PC prior to 02/28/17 c. Traffic Impact Analysis Review Memo from James J. Benes and Associates, dated 02/09/2017 d. Fiscal Impact Study Analysis Review Memo from S.B. Friedman dated 02/16/2017 e. Application & Exhibits 9. Applicant s Application Materials

Community Development Department

Community Development Department Community Development Department SUBJECT: First Consideration of an Ordinance for Final Site Plan Review, Preliminary Subdivision, and Planned Development for Park Place Glenview at 1225 Waukegan Road

More information

Village of Glenview Plan Commission

Village of Glenview Plan Commission Village of Glenview Plan Commission Staff Report February 28, 2017 TO: Chairman and Plan Commissioners CASE #: P2016-053 FROM: Community Development Department CASE MANAGER: Tony Repp, Planner SUBJECT:

More information

Village of Glenview Plan Commission

Village of Glenview Plan Commission Village of Glenview Plan Commission STAFF REPORT May 13, 2014 TO: Chairman and Plan Commissioners CASE #: P2014-037 FROM: Community Development Department CASE MANAGER: Tony Repp, Planner SUBJECT: Final

More information

SUBJECT: Application for Planned Unit Development and Rezoning 1725 Winnetka Road

SUBJECT: Application for Planned Unit Development and Rezoning 1725 Winnetka Road TO: FROM: CHAIRMAN BILL VASELOPULOS AND MEMBERS OF THE PLAN & ZONING COMMISSION STEVE GUTIERREZ DIRECTOR OF COMMUNITY DEVELOPMENT MEETING DATE: September 5, 2017 SUBJECT: Application for Planned Unit Development

More information

Village of Glenview Plan Commission

Village of Glenview Plan Commission Village of Glenview Plan Commission STAFF REPORT June 24, 2014 TO: Chairman and Plan Commissioners CASE #: P2014-026 FROM: Community Development Department CASE MANAGER: Tony Repp, Planner SUBJECT: Final

More information

Village of Glenview Plan Commission

Village of Glenview Plan Commission Village of Glenview Plan Commission STAFF REPORT September 12, 2017 TO: Applicant s Development Team CASE #: P2017-008 FROM: Community Development Department CASE MANAGER: Michelle House, AICP, Planner

More information

Village of Glenview Plan Commission

Village of Glenview Plan Commission Village of Glenview Plan Commission STAFF REPORT October 14, 2014 TO: Chairman and Plan Commissioners CASE #: P2014-074 FROM: Community Development Department CASE MANAGER: Michelle House, Planner SUBJECT:

More information

Community Development Department

Community Development Department Community Development Department SUBJECT: Consideration of a Resolution and recommendation to enter into an Easement Agreement with Glenview School District 34 for the Stormwater Detention Project at the

More information

Cover Letter with Narrative Statement

Cover Letter with Narrative Statement Cover Letter with Narrative Statement March 31, 2017 rev July 27, 2017 RE: Rushton Pointe Residential Planned Unit Development Application for Public Hearing for RPUD Rezone PL2015 000 0306 Mr. Eric Johnson,

More information

Village of Glenview Zoning Board of Appeals

Village of Glenview Zoning Board of Appeals Village of Glenview Zoning Board of Appeals STAFF REPORT January 16, 2017 TO: Chairman and Zoning Board of Appeals Commissioners FROM: Community Development Department CASE #: Z2017-001 LOCATION: PROJECT

More information

Village of Glenview Plan Commission

Village of Glenview Plan Commission Village of Glenview Plan Commission STAFF REPORT March 24, 2015 TO: Chairman and Plan Commissioners CASE #: P2015-012 FROM: Community Development Department CASE MANAGER: Michelle House, Planner SUBJECT:

More information

Village of Glenview Plan Commission

Village of Glenview Plan Commission Village of Glenview Plan Commission STAFF REPORT May 13, 2014 TO: Chairman and Plan Commissioners CASE #: P2014-020 FROM: Community Development Department CASE MANAGER: Jeff Brady, Director of Planning

More information

Village of Glenview Plan Commission

Village of Glenview Plan Commission Village of Glenview Plan Commission STAFF REPORT February 14, 2017 TO: Chairman and Plan Commissioners CASE #: P2016-024 FROM: Community Development Department CASE MANAGER: Michelle House, Planner SUBJECT:

More information

Planning & Economic Development Department

Planning & Economic Development Department Planning & Economic Development Department SUBJECT: Second Consideration of Ordinances for 1601 Overlook Drive Glen Gate Shopping Center and Focus Development Apartments i.) First consideration of an Ordinance

More information

Medical Marijuana Special Exception Use Information

Medical Marijuana Special Exception Use Information Medical Marijuana Special Exception Use Information The Special Exception Use information below is a modified version of the Unified Development Code. It clarifies the current section 5:104 Special Exceptions

More information

Financial Impact Statement There are no immediate financial impacts associated with the adoption of this report.

Financial Impact Statement There are no immediate financial impacts associated with the adoption of this report. STAFF REPORT Planning and Development Department Subject: Application by RYC Property to rezone a portion of lands on John Murray Dr. and Megan Lynn Dr. from R2 to R3 and to enter into a Development Agreement

More information

Initial Project Review

Initial Project Review Pierce County Department of Planning and Land Services, 2401 South 35th Street, Tacoma, WA (253) 798-7037 Initial Project Review Major Amendment to Preliminary Plat: Hawks Ridge Division 1 Application

More information

Village of Glenview Plan Commission

Village of Glenview Plan Commission Village of Glenview Plan Commission STAFF REPORT October 30, 2012 TO: Chairman and Plan Commissioners FROM: Planning and Economic Development Department CASE # : P2012-037 LOCATION: PROJECT NAME: 3345

More information

Community Development Department

Community Development Department Community Development Department SUBJECT: First consideration of an Ordinance for Final Site Plan Review and Preliminary Subdivision for the Railroad Avenue Condominiums at 811 Railroad Avenue AGENDA ITEM:

More information

PLANNED UNIT DEVELOPMENTS (Ordinance No.: 3036, 12/3/07; Repealed & Replaced by Ordinance No.: 4166, 10/15/12)

PLANNED UNIT DEVELOPMENTS (Ordinance No.: 3036, 12/3/07; Repealed & Replaced by Ordinance No.: 4166, 10/15/12) 159.62 PLANNED UNIT DEVELOPMENTS (Ordinance No.: 3036, 12/3/07; Repealed & Replaced by Ordinance No.: 4166, 10/15/12) A. PURPOSE 1. General. The Planned Unit Development (PUD) approach provides the flexibility

More information

Village of Glenview Zoning Board of Appeals

Village of Glenview Zoning Board of Appeals Village of Glenview Zoning Board of Appeals STAFF REPORT August 20, 2012 TO: Chairman and Zoning Board of Appeals Commissioners FROM: Planning and Economic Development Department CASE #: Z2012-025 LOCATION:

More information

1. APPLICANT: The City of Overland Park is the applicant for this request.

1. APPLICANT: The City of Overland Park is the applicant for this request. 8. UNIFIED DEVELOPMENT ORDINANCE AMENDMENT - ZRR 2590 - Residential Neighborhood District 1. APPLICANT: The City of Overland Park is the applicant for this request. 2. REQUESTED ACTION: The applicant is

More information

DEVELOPMENT DEPARTMENT STAFF REPORT THE PARK AT 5 TH

DEVELOPMENT DEPARTMENT STAFF REPORT THE PARK AT 5 TH DEVELOPMENT DEPARTMENT STAFF REPORT ARB Meeting Date: July 3, 2018 Item #: _PZ2018-293_ THE PARK AT 5 TH Request: Site Address: Project Name: Parcel Number: Applicant: Proposed Development: Current Zoning:

More information

Introduction. General Development Standards

Introduction. General Development Standards Introduction The development standards will set the zoning regulations for the East Park development. This section will illustrate lot standards, approximate open space locations and road standards. The

More information

VILLAGE OF LAKE ZURICH ORDINANCE NO

VILLAGE OF LAKE ZURICH ORDINANCE NO VILLAGE OF LAKE ZURICH ORDINANCE NO. 2018-05-257 AN ORDINANCE GRANTING APPROVAL FOR A PLANNED UNIT DEVELOPMENT, DEVELOPMENT CONCEPT PLAN, SPECIAL USE PERMITS, AND MODIFICATIONS TO THE ZONING AND LAND DEVELOPMENT

More information

Planned Residence District (PR) To review a plan to construct 11 single family homes on approximately 4.01 acres.

Planned Residence District (PR) To review a plan to construct 11 single family homes on approximately 4.01 acres. STAFF REPORT PLANNING & ZONING COMMISSION Village Green Municipal Building, Council Chambers 47 Hall Street Wednesday, March 13, 2019 7:00 P.M. 1. FINAL DEVELOPMENT PLAN REVIEW Applicant: Romanelli and

More information

EXHIBIT D. Planned Unit Development Written Description April 13, 2016 Rouen Cove Phase II PUD

EXHIBIT D. Planned Unit Development Written Description April 13, 2016 Rouen Cove Phase II PUD 1 EXHIBIT D Planned Unit Development Written Description April 13, 2016 Rouen Cove Phase II PUD Development # 8986.001 Developer: Curtis L. Hart Hart Resources LLC 8051 Tara Lane Jacksonville, Florida

More information

Village of Glenview Zoning Board of Appeals

Village of Glenview Zoning Board of Appeals Village of Glenview Zoning Board of Appeals STAFF REPORT December 7, 2015 TO: Chairman and Zoning Board of Appeals Commissioners FROM: Community Development Department CASE #: Z2015-049 LOCATION: PROJECT

More information

WALNUT CREEK DESIGN REVIEW COMMISSION STAFF REPORT. AGENDA: July 6, 2016 ITEM 4b.

WALNUT CREEK DESIGN REVIEW COMMISSION STAFF REPORT. AGENDA: July 6, 2016 ITEM 4b. WALNUT CREEK DESIGN REVIEW COMMISSION STAFF REPORT Attachment 3 AGENDA: July 6, 2016 ITEM 4b. ORIGINATED BY: COMMUNITY AND ECONOMIC DEVELOPMENT DEPARTMENT PLANNING PROJECT NAME APPLICATION TYPE APPLICATION

More information

TOWN OF ORO VALLEY PLANNING & ZONING COMMISSION MEETING DATE: December 6, 2011

TOWN OF ORO VALLEY PLANNING & ZONING COMMISSION MEETING DATE: December 6, 2011 PLANNING & ZONING COMMISSION MEETING DATE: December 6, 2011 TO: FROM: SUBJECT: PLANNING & ZONING COMMISSION Matt Michels, Senior Planner mmichels@orovalleyaz.gov; tel. 229-4822 Public Hearing: Rancho de

More information

Chapter Plat Design (LMC)

Chapter Plat Design (LMC) Chapter 18.14 Plat Design (LMC) Sections: 18.14.010 Lot width 18.14.020 Right-of-way requirements 18.14.030 Pipe stem lots 18.14.040 Division resulting in minimum lot sizes 18.14.050 Flood prone and bad

More information

PLANNED DEVELOPMENT DISTRICT STANDARDS. Cadence Site

PLANNED DEVELOPMENT DISTRICT STANDARDS. Cadence Site PLANNED DEVELOPMENT DISTRICT STANDARDS Cadence Site A Planned Development District 1. Statement of General Facts, Conditions and Objectives Property Size: Approximately 57.51 Acres York County Tax Map

More information

ZONING AMENDMENT & SUBDIVISION STAFF REPORT Date: November 3, 2016

ZONING AMENDMENT & SUBDIVISION STAFF REPORT Date: November 3, 2016 ZONING AMENDMENT & SUBDIVISION STAFF REPORT Date: November 3, 2016 APPLICANT NAME SUBDIVISION NAME David Shumer 5955 Airport Subdivision CITY COUNCIL DISTRICT District 6 5955 Airport Boulevard, 754 Linlen

More information

ARTICLE 23 CONDOMINIUM STANDARDS

ARTICLE 23 CONDOMINIUM STANDARDS ARTICLE 23 CONDOMINIUM STANDARDS Section 23.01 Intent. The intent of this Article is to provide regulatory standards for condominiums and site condominiums similar to those required for projects developed

More information

Village of Glenview Plan Commission

Village of Glenview Plan Commission Village of Glenview Plan Commission STAFF REPORT April 22, 2014 TO: Chairman and Plan Commissioners CASE #: P2014-033 FROM: Community Development Department CASE MANAGER: Tony Repp, Planner SUBJECT: Final

More information

Village of Glenview Plan Commission

Village of Glenview Plan Commission Village of Glenview Plan Commission STAFF REPORT August 28, 2018 TO: Chairman and Plan Commissioners CASE # : P2018-009 FROM: Community Development Department CASE MANAGER: Tony Repp, Planner SUBJECT:

More information

Site Plan Application

Site Plan Application Site Plan Application City of St. Pete Beach Community Development Department 155 Corey Avenue St. Pete Beach, Florida 33706 (727) 367-2735 www.stpetebeach.org Case Number: PROPERTY OWNER: Name: Address:

More information

Village of Glenview Zoning Board of Appeals

Village of Glenview Zoning Board of Appeals Village of Glenview Zoning Board of Appeals STAFF REPORT December 9, 2013 TO: Chairman and Zoning Board of Appeals Commissioners FROM: Community Development Department CASE #: Z2013-055 LOCATION: PROJECT

More information

DAUPHIN CREEK ESTATES SUBDIVISION

DAUPHIN CREEK ESTATES SUBDIVISION # 12 SUB-000076-2017 DAUPHIN CREEK ESTATES SUBDIVISION Engineering Comments: FINAL PLAT COMMENTS (should be addressed prior to submitting the FINAL PLAT for review and/or signature by the City Engineer):

More information

Exhibit D. Tallow Ridge PUD. Written Description. Date: January 5, E. City Development Number:

Exhibit D. Tallow Ridge PUD. Written Description. Date: January 5, E. City Development Number: Exhibit D Tallow Ridge PUD Written Description Date: January 5, 2016 I. SUMMARY DESCRIPTION OF THE PROPERTY A. Current Land Use Designation: RR B. Current Zoning District: PUD C. Requested Zoning District:

More information

9. REZONING NO Vicinity of the northwest corner of 143 rd Street and Metcalf Avenue

9. REZONING NO Vicinity of the northwest corner of 143 rd Street and Metcalf Avenue 9. REZONING NO. 2002-15 Vicinity of the northwest corner of 143 rd Street and Metcalf Avenue 1. APPLICANT: Andrew Schlagel is the applicant for this request. 2. REQUESTED ACTION: The applicant is requesting

More information

(a) Commercial uses on Laurel Avenue, abutting the TRO District to the

(a) Commercial uses on Laurel Avenue, abutting the TRO District to the 32X Zoning Code 150.36 TRANSITIONAL RESIDENTIAL OVERLAY DISTRICT. (A) Intent and purpose. (1) It is the intent of the Transitional Residential Overlay District (hereinafter referred to as the "TRO District")

More information

ORDINANCE NO (As Amended)

ORDINANCE NO (As Amended) ORDINANCE NO. 01-2015 (As Amended) To Amend the Official Zoning Map of the City of Worthington, Ohio, to Change Zoning of Certain Land from the C-3 District (Institutions and Office), AR-4.5 District (Low

More information

Condominium Unit Requirements.

Condominium Unit Requirements. ARTICLE 19 CONDOMINIUM REGULATIONS Section 19.01 Purpose. The purpose of this Article is to regulate projects that divide real property under a contractual arrangement known as a condominium. New and conversion

More information

SPECIAL ZONING DISTRICTS

SPECIAL ZONING DISTRICTS SPECIAL ZONING DISTRICTS 5.01 5.99 RESERVED 5.100 PLANNED DEVELOPMENTS: Purpose: This district is intended to accommodate unified design of residential, commercial, office, professional services, retail

More information

REPORT TO THE SHELBY COUNTY PLANNING COMMISSION From the Department of Development Services Planning Services. February 4, 2019

REPORT TO THE SHELBY COUNTY PLANNING COMMISSION From the Department of Development Services Planning Services. February 4, 2019 REPORT TO THE SHELBY COUNTY PLANNING COMMISSION From the Department of Development Services Planning Services February 4, 2019 Case No. Request for Rezoning Approval From E-1 to E-2 SD This is a request

More information

PLANNED UNIT DEVELOPMENT & SUBDIVISION STAFF REPORT Date: April 18, 2019

PLANNED UNIT DEVELOPMENT & SUBDIVISION STAFF REPORT Date: April 18, 2019 PLANNED UNIT DEVELOPMENT & SUBDIVISION STAFF REPORT Date: April 18, 2019 DEVELOPMENT NAME SUBDIVISION NAME Springhill Village Subdivision Springhill Village Subdivision LOCATION 4350, 4354, 4356, 4358,

More information

ARTICLE 24 PRIVATE ROAD, SHARED PRIVATE DRIVEWAY AND ACCESS EASEMENT STANDARDS

ARTICLE 24 PRIVATE ROAD, SHARED PRIVATE DRIVEWAY AND ACCESS EASEMENT STANDARDS ARTICLE 24 PRIVATE ROAD, SHARED PRIVATE DRIVEWAY AND ACCESS EASEMENT STANDARDS SECTION 24.00 INTENT AND PURPOSE The standards of this Article provide for the design, construction and maintenance of private

More information

Community Development Department

Community Development Department Community Development Department SUBJECT: Consideration of an ordinance for Conditional Use and Final Site Plan Review for the Apachi Day Camp Pavilion at 3050 Woodridge Road (Request to waive administrative

More information

REPORT TO PLANNING AND DESIGN COMMISSION City of Sacramento

REPORT TO PLANNING AND DESIGN COMMISSION City of Sacramento REPORT TO PLANNING AND DESIGN COMMISSION City of Sacramento 915 I Street, Sacramento, CA 95814-2671 www.cityofsacramento.org 9 PUBLIC HEARING December 10, 2015 To: Members of the Planning and Design Commission

More information

ORDINANCE NO. O

ORDINANCE NO. O ORDINANCE NO. O2018-01 AN ORDINANCE APPROVING A REVISED PRELIMINARY PLANNED UNIT DEVELOPMENT PLAN AND A PRELIMINARY PLAT OF SUBDIVISION; CONDITIONAL RE-DESIGNATION OF LAND USES ON CANTERA SUBAREA C, LOT

More information

ORDINANCE NO The Town Council of the Town of Yucca Valley does ordain as follows:

ORDINANCE NO The Town Council of the Town of Yucca Valley does ordain as follows: ORDINANCE NO. 141 AN ORDINANCE OF THE TOWN COUNCIL OF THE TOWN OF YUCCA VALLEY, CALIFORNIA, AMENDING TITLE 8, DIVISION 12, CHAPTER 1 RELATING TO DEFINITIONS AND TITLE 8, DIVISION 8, CHAPTER 3, RELATING

More information

PLANNED UNIT DEVELOPMENT & SUBDIVISION STAFF REPORT Date: July 20, 2017

PLANNED UNIT DEVELOPMENT & SUBDIVISION STAFF REPORT Date: July 20, 2017 PLANNED UNIT DEVELOPMENT & SUBDIVISION STAFF REPORT Date: July 20, 2017 DEVELOPMENT NAME SUBDIVISION NAME LOCATION Rangeline Crossing III Subdivision Rangeline Crossing III Subdivision 5289 Halls Mill

More information

CHECKLIST FOR DEVELOPMENT REVIEW

CHECKLIST FOR DEVELOPMENT REVIEW CHECKLIST FOR DEVELOPMENT REVIEW Petitions and related documents and plans for land development or other proposals regulated by Title 16 of the Municipal Code (Development Ordinance) and Title 17 of the

More information

BEFORE THE PUBLIC SPACE COMMITTEE OF THE DISTRICT OF COLUMBIA. Application of PN Hoffman, Inc. May 18, 2016 CONCEPT REVIEW 1800 COLUMBIA ROAD NW

BEFORE THE PUBLIC SPACE COMMITTEE OF THE DISTRICT OF COLUMBIA. Application of PN Hoffman, Inc. May 18, 2016 CONCEPT REVIEW 1800 COLUMBIA ROAD NW BEFORE THE PUBLIC SPACE COMMITTEE OF THE DISTRICT OF COLUMBIA Application of PN Hoffman, Inc. May 18, 2016 I. Introduction CONCEPT REVIEW 1800 COLUMBIA ROAD NW STATEMENT OF THE APPLICANT This is the application

More information

Planning and Economic Development Department

Planning and Economic Development Department Planning and Economic Development Department SUBJECT: Consideration of a Resolution for a Final Subdivision at 1841 Waukegan Road Ipjian s Subdivision AGENDA ITEM: 9.b.iv MEETING DATE: April 16, 2013 VILLAGE

More information

City of Melissa, Texas Plat Dedication Language

City of Melissa, Texas Plat Dedication Language City of Melissa, Texas Plat Dedication Language [INCLUDE THE FOLLOWING DEDICATION LANGUAGE FOR INDIVIDUALS (MODIFY APPROPRIATELY TO REFLECT EXACTLY AS SHOWN ON PROPERTY DEED)]: NOW THEREFORE, KNOW ALL

More information

CHAPTER 14 SPECIAL DEVELOPMENTS

CHAPTER 14 SPECIAL DEVELOPMENTS 10-14-1 10-14-1 CHAPTER 14 SPECIAL DEVELOPMENTS SECTION: 10-14-1: Cluster and Inner Block Development 10-14-2: Planned Unit Development 10-14-1: CLUSTER AND INNER BLOCK DEVELOPMENT: A. Land Use: Cluster

More information

Staff Report PLANNED DEVELOPMENT. Salt Lake City Planning Commission. From: Lauren Parisi, Associate Planner; Date: December 14, 2016

Staff Report PLANNED DEVELOPMENT. Salt Lake City Planning Commission. From: Lauren Parisi, Associate Planner; Date: December 14, 2016 Staff Report PLANNING DIVISION COMMUNITY & NEIGHBORHOODS To: Salt Lake City Planning Commission From: Lauren Parisi, Associate Planner; 801-535-7932 Date: December 14, 2016 Re: 1611 South 1600 East PLANNED

More information

PROPOSED AMENDMENTS TO THE DERBY ZONING REGULATIONS AUGUST 12, 2008

PROPOSED AMENDMENTS TO THE DERBY ZONING REGULATIONS AUGUST 12, 2008 ARTICLE II Definitions and word usage 195-7. Definitions and word usage. Modify the following: HOUSING FOR THE ELDERLY OLDER PERSONS Housing in accordance with and as defined in the United States Fair

More information

ARTICLE 13 CONDOMINIUM REGULATIONS

ARTICLE 13 CONDOMINIUM REGULATIONS ARTICLE 13 CONDOMINIUM REGULATIONS Section 13.01 Purpose. The purpose of this Article is to regulate projects that divide real property under a contractual arrangement known as a condominium. New and conversion

More information

ZONING AMENDMENT, PLANNED UNIT DEVELOPMENT & SUBDIVISION STAFF REPORT Date: August 8, 2013

ZONING AMENDMENT, PLANNED UNIT DEVELOPMENT & SUBDIVISION STAFF REPORT Date: August 8, 2013 ZONING AMENDMENT, PLANNED UNIT DEVELOPMENT & SUBDIVISION STAFF REPORT Date: August 8, 2013 NAME SUBDIVISION NAME PV-Magnolia, LLC Twelve Trees Subdivision LOCATION 2860, 2862 and 2866 Pleasant Valley Road

More information

CITY OF ALBERT LEA PLANNING COMMISSION ADVISORY BOARD

CITY OF ALBERT LEA PLANNING COMMISSION ADVISORY BOARD CITY OF ALBERT LEA PLANNING COMMISSION ADVISORY BOARD 9/1/2015, 5:30 p.m. City Council Chambers AGENDA A. CALL TO ORDER AND ROLL CALL B. APPROVAL OF THE AGENDA C. APPROVAL OF MINUTES 1. PC Minutes from

More information

CITY OF MERCED SMALL LOT SINGLE-FAMILY HOME DESIGN GUIDELINES

CITY OF MERCED SMALL LOT SINGLE-FAMILY HOME DESIGN GUIDELINES CITY OF MERCED SMALL LOT SINGLE-FAMILY HOME DESIGN GUIDELINES Development Services Department Planning and Permitting Adopted August 15, 2005 SMALL LOT SINGLE FAMILY HOME GUIDELINES A. Purpose and Applicability.

More information

Staff Report: Date: Applicant: Property Identification: Acreage of Request: Current Zoning of Requested Area: Requested Action: Attached:

Staff Report: Date: Applicant: Property Identification: Acreage of Request: Current Zoning of Requested Area: Requested Action: Attached: Staff Report: Completed by Jeff Palmer Director of Planning & Zoning Date: November 7, 2018, Updated November 20, 2018 Applicant: Greg Smith, Oberer Land Developer agent for Ronald Montgomery ET AL Property

More information

SUBDIVISION AND LAND DEVELOPMENT. 185 Attachment 20

SUBDIVISION AND LAND DEVELOPMENT. 185 Attachment 20 185 Attachment 20 APPENDIX S Plat No. Date of Submission Twp. Fee $ Dauphin Co. Fee $ TOWNSHIP OF DERRY SUBDIVISION OR LAND DEVELOPMENT PLAN SUBMISSION APPLICATION This block for Twp. use only 1. Title

More information

CHAPTER34 PRUD - PLANNED RESIDENTIAL UNIT DEVELOPMENT

CHAPTER34 PRUD - PLANNED RESIDENTIAL UNIT DEVELOPMENT CHAPTER34 PRUD - PLANNED RESIDENTIAL UNIT DEVELOPMENT 17-34-1 17-34-2 17-34-3 17-34-4 17-34-5 17-34-6 17-34-7 17-34-8 17-34-9 Purpose Planned Residential Unit Development Defined Planned Residential Unit

More information

1999 Town Center West Proposal

1999 Town Center West Proposal Crescent Square June 10, 2014 Page 2 1999 Town Center West Proposal Food-4- Less Retail Not a Part On June 10, 2004, the City Council and Planning Commission conducted a joint workshop to review conceptual

More information

Appendix J - Planned Unit Development (PUD)

Appendix J - Planned Unit Development (PUD) Appendix J - Planned Unit Development (PUD) Intent and Purpose The purpose of the PUD is: 1. To provide development that is consistent with the Comprehensive Land Use Plan and promote the goals and objectives

More information

739 Channing Way PRELIMINARY DESIGN REVIEW

739 Channing Way PRELIMINARY DESIGN REVIEW 739 Channing Way PRELIMINARY DESIGN REVIEW D E S I G N R E V I E W C O M M I T T E E S t a f f R e p o r t For Majority Recommendations SEPTEMBER 21, 2017 Design Review #DRCP2017-0005 to construct two

More information

STAFF REPORT. Financial Impact Statement There are no immediate financial impacts associated with the adoption of this report.

STAFF REPORT. Financial Impact Statement There are no immediate financial impacts associated with the adoption of this report. STAFF REPORT Planning and Development Department Subject: Cottage Country Unsubstantial Amendment to Development Agreement To: CAO for Planning Advisory Committee, December 13, 2016 Date Prepared: December

More information

Community Development Department

Community Development Department Community Development Department SUBJECT: Consideration of a Resolution for a Single-Lot Subdivision for the Skyler Park Subdivision at 626 Forest Road AGENDA ITEM: 9.b.v MEETING DATE: November 17, 2015

More information

Village of Glenview Plan Commission

Village of Glenview Plan Commission Village of Glenview Plan Commission STAFF REPORT June 11, 2013 TO: Chairman and Plan Commissioners CASE # : P2013-041 FROM: Planning and Economic Development Department CASE MANAGER: Tony Repp, Planner

More information

Article 7: Residential Land Use and Development Requirements

Article 7: Residential Land Use and Development Requirements Article 7: Residential Land Use and Section 701: Statement of Intent (A) (B) (C) The intent of Article 7 is to develop certain land use and development requirements for the residential uses within Cumru

More information

SUBDIVISION DESIGN PRINCIPLES AND STANDARDS

SUBDIVISION DESIGN PRINCIPLES AND STANDARDS SECTION 15-200 SUBDIVISION DESIGN PRINCIPLES AND STANDARDS 15-201 STREET DESIGN PRINCIPLES 15-201.01 Streets shall generally conform to the collector and major street plan adopted by the Planning Commission

More information

MEMORANDUM. DATE: August 31, Honorable Mayor and City Councilmembers Patrick Klaers, City Administrator. Matthew Bachler, Associate Planner

MEMORANDUM. DATE: August 31, Honorable Mayor and City Councilmembers Patrick Klaers, City Administrator. Matthew Bachler, Associate Planner NEW BUSINESS 8B MEMORANDUM DATE: August 31, 2015 TO: FROM: Honorable Mayor and City Councilmembers Patrick Klaers, City Administrator Matthew Bachler, Associate Planner SUBJECT: Planning Case #15-016 Applicant:

More information

Washington County, Minnesota Ordinances

Washington County, Minnesota Ordinances Washington County, Minnesota Ordinances Ordinance No. 153 Text Amendment to the Washington County Development Code - Chapter One, Section 2 and Chapter Two, Part 1, Part 2, Part 3, of the Development Code

More information

Planning and Economic Development Department

Planning and Economic Development Department Planning and Economic Development Department SUBJECT: Consideration of a Resolution for a Single-Lot Subdivision for the Massarelli Subdivision at 801 Normandy Lane AGENDA ITEM: 9.b.ii MEETING DATE: November

More information

DETAILED GRADING PLAN CHECKLIST (TEARDOWN/REDEVELOPMENT)

DETAILED GRADING PLAN CHECKLIST (TEARDOWN/REDEVELOPMENT) GENERAL DETAILED GRADING PLAN CHECKLIST (TEARDOWN/REDEVELOPMENT) ADDRESS: PERMIT #: DATE: 1. Plan is signed and sealed by an Illinois registered professional engineer including date signed and license

More information

4 DEVELOPMENT STANDARDS FOR

4 DEVELOPMENT STANDARDS FOR 4 DEVELOPMENT STANDARDS FOR RESIDENTIAL MIXED-USE PROJECTS This chapter presents standards for residential mixed-use projects in the Ashland-Cherryland Business District and the Castro Valley Central Business

More information

PLANNING COMMISSION STAFF REPORT. Merrimac PLNSUB Planned Development 38 West Merrimac November 9, Request. Staff Recommendation

PLANNING COMMISSION STAFF REPORT. Merrimac PLNSUB Planned Development 38 West Merrimac November 9, Request. Staff Recommendation PLANNING COMMISSION STAFF REPORT Merrimac PLNSUB2011-00374 Planned Development 38 West Merrimac November 9, 2011 Planning and Zoning Division Department of Community and Economic Development Applicant:

More information

AN ORDINANCE TO AMEND SECTION OF THE RAPID CITY MUNICIPAL CODE TO ALLOW FOR ADMINISTRATIVE DISSOLUTION OF PLANNED DEVELOPMENTS

AN ORDINANCE TO AMEND SECTION OF THE RAPID CITY MUNICIPAL CODE TO ALLOW FOR ADMINISTRATIVE DISSOLUTION OF PLANNED DEVELOPMENTS Ordinance No. 6231 AN ORDINANCE TO AMEND SECTION 17.50.050 OF THE RAPID CITY MUNICIPAL CODE TO ALLOW FOR ADMINISTRATIVE DISSOLUTION OF PLANNED DEVELOPMENTS WHEREAS, the City of Rapid City has adopted a

More information

Watertown City Council

Watertown City Council City of Watertown Watertown City Council 2/14/2017 Agenda Item: Riverpointe Subdivision 2 nd Replat Request for Action: Sketch Plan Department: Planning Request for Action Request: Paxmar, LLC (Applicant)

More information

PLANNING COMMISSION REPORT Regular Agenda -Public Hearing Item

PLANNING COMMISSION REPORT Regular Agenda -Public Hearing Item PDP-13-00518 Item No. 3B- 1 PLANNING COMMISSION REPORT Regular Agenda -Public Hearing Item PC Staff Report 2/24/14 ITEM NO. 3B PRELIMINARY DEVELOPMENT PLAN FOR HERE @ KANSAS; 1101 INDIANA ST (SLD) PDP-13-00518:

More information

ARTICLE 14 PLANNED UNIT DEVELOPMENT (PUD) DISTRICT

ARTICLE 14 PLANNED UNIT DEVELOPMENT (PUD) DISTRICT ARTICLE 14 PLANNED UNIT DEVELOPMENT (PUD) DISTRICT Section 14.01 Intent. It is the intent of this Article to allow the use of the planned unit development (PUD) process, as authorized by the Michigan Zoning

More information

SECTION 7000 LAND DEVELOPMENT REQUIREMENTS

SECTION 7000 LAND DEVELOPMENT REQUIREMENTS SECTION 7000 LAND DEVELOPMENT REQUIREMENTS 7000 LAND DEVELOPMENT REQUIREMENTS... 1 7001 LEGISLATIVE AUTHORITY... 1 7001.1 LAND DEVELOPMENT... 1 7001.1.1 Title 40, Idaho Code... 1 7001.1.2 Idaho Code 40-1415

More information

Community Dev. Coord./Deputy City Recorder

Community Dev. Coord./Deputy City Recorder 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 34 35 36 37 38 39 40 41 42 43 44 45 46 NORTH OGDEN PLANNING COMMISSION MEETING MINUTES December 18, 2013 The North

More information

New Zoning Ordinance Program

New Zoning Ordinance Program City of Goleta New Zoning Ordinance Program Module 3: Regulations Applying to Multiple Districts General Site Regulations Landscaping Parking and Loading June 09, 2014 New Zoning Ordinance Program By:

More information

Staff Report to the North Ogden Planning Commission

Staff Report to the North Ogden Planning Commission Staff Report to the North Ogden Planning Commission SYNOPSIS / APPLICATION INFORMATION Application Request: Consideration and action on an administrative application for final approval for the Legacy North

More information

Lake County Planning, Building and Development Department

Lake County Planning, Building and Development Department SUBMISSION CHECKLIST FOR SUBDIVISION FINAL PLAT Lake County Planning, Building and Development Department 500 W. Winchester Rd. Unit 101 Libertyville, Illinois 60048-1331 Telephone (847) 377-2600 E-mail:

More information

PLANNING DIVISION DEPARTMENT OF COMMUNITY AND NEIGHBORHOODS. Conditional Use

PLANNING DIVISION DEPARTMENT OF COMMUNITY AND NEIGHBORHOODS. Conditional Use Staff Report PLANNING DIVISION DEPARTMENT OF COMMUNITY AND NEIGHBORHOODS To: From: Salt Lake City Planning Commission Maryann Pickering, Principal Planner (801) 535-7660 Date: July 27, 2016 Re: Church

More information

1. APPLICANT: Polsinelli, Shalton & Welte is the applicant for this request.

1. APPLICANT: Polsinelli, Shalton & Welte is the applicant for this request. 5. REVISED PRELIMINARY PLAN APPROVAL - THE RETREAT AT MAPLECREST - Vicinity of the northeast corner of 159 th Street and U.S. 69 Highway 1. APPLICANT: Polsinelli, Shalton & Welte is the applicant for this

More information

PLANNED UNIT DEVELOPMENT & SUBDIVISION STAFF REPORT Date: November 17, 2016

PLANNED UNIT DEVELOPMENT & SUBDIVISION STAFF REPORT Date: November 17, 2016 PLANNED UNIT DEVELOPMENT & SUBDIVISION STAFF REPORT Date: November 17, 2016 DEVELOPMENT NAME SUBDIVISION NAME LOCATION Autonation Ford of Mobile Autonation Ford of Mobile Subdivision 901, 909, and 925

More information

Date to Committee: October 13, 2015 Date to Council: November 2, 2015

Date to Committee: October 13, 2015 Date to Council: November 2, 2015 Page 1 of Report PB-76-15 TO: FROM: Development and Infrastructure Committee Planning and Building SUBJECT: Statutory public meeting and information report regarding 1371975 Ontario Inc. (Markay Homes)

More information

Village of Glenview Plan Commission

Village of Glenview Plan Commission Village of Glenview Plan Commission STAFF REPORT January 8, 2013 TO: Chairman and Plan Commissioners CASE #: P2012-052 FROM: Planning and Economic Development Department CASE MANAGER: Jeff Brady, AICP,

More information

City of Colleyville City Council Agenda Briefing

City of Colleyville City Council Agenda Briefing City of Colleyville City Council Agenda Briefing City Hall 100 Main Street Colleyville, Texas 76034 www.colleyville.com Agenda Number 5a Agenda Date 01/06/2015 Number Ordinance O-14-1942 Type Ordinance

More information

PRELIMINARY DEVELOPMENT PLAN REVIEW - CITY OF MARYLAND HEIGHTS

PRELIMINARY DEVELOPMENT PLAN REVIEW - CITY OF MARYLAND HEIGHTS APPLICATION NUMBER: PDP16-0004 APPLICATION (PROJECT) NAME: MARYLAND OAKS APPLICANT: McBride Maryland Oaks, LLC 16091 Swingley Ridge Road, Suite 300 Chesterfield, MO 63017 PROPERTY OWNER NAME: Basston Holdings

More information

Village of Glenview Zoning Board of Appeals

Village of Glenview Zoning Board of Appeals Village of Glenview Zoning Board of Appeals STAFF REPORT June 4, 2012 TO: Chairman and Zoning Board of Appeals Commissioners FROM: Planning & Economic Development Department CASE #: A2012-015 LOCATION:

More information

Village of Glenview Appearance Commission

Village of Glenview Appearance Commission Village of Glenview Appearance Commission STAFF REPORT September 9, 2015 TO: Chairman and Appearance Commissioners FROM: Community Development Department CASE #: A2015-096 LOCATION: PROJECT NAME: 1494

More information

APPLICANT NAME SUBDIVISION NAME DEVELOPMENT NAME LOCATION. CITY COUNCIL DISTRICT Council District 4 PRESENT ZONING PROPOSED ZONING

APPLICANT NAME SUBDIVISION NAME DEVELOPMENT NAME LOCATION. CITY COUNCIL DISTRICT Council District 4 PRESENT ZONING PROPOSED ZONING SUBDIVISION, PLANNED UNIT DEVELOPMENT, PLANNING APPROVAL, ZONING AMENDMENT, & SIDEWALK WAIVER REQUEST STAFF REPORT Date: February 17, 2010 APPLICANT NAME SUBDIVISION NAME DEVELOPMENT NAME LOCATION David

More information